Masterplanning Flashcards
What is the purpose of masterplanning and urban design?
To set out a vision and framework for the planning and development of large or otherwise complex areas of land. This might be both for greenfield development and for regeneration purposes.
Masterplans are overarching documents in planning that define spatial layout to structurer land use and development.
What does masterplanning typically involve?
Planning of:
- Land uses
- Grey and green infrastructure
- Scale and density
- Phasing
What is masterplanning linked to?
- Political and social processes
- Funding and financial planning
What is urban design?
It is concerned with the three and four dimensional designed characteristics of spaces and places and groups of buildings, rather than individual buildings or sites.
What is urban design said to be?
Primarily an art but the science of placemaking is also important in terms of human behaviour and psychology and aspects related to green or grey infrastructure.
What information is required to prepare masterplans and urban design strategies and schemes?
- Site / building (opportunities, constraints)
- Permeability
- Infrastructure and serviceability (grey like roads and transport, green like natural habitats)
- History
- Design character
- Legibility
- Local planning policy (consideration of what the local area needs, will dictate land uses)
- Funding arrangements (what is your budget)
- Political scene (Labour are favouring the delivery of affordable housing)
- Environmental issues
- Market knowledge
- Land ownership, acquisition and disposal arrangements
What are the objectives of masterplans and urban design?
To set out the vision for a site and a framework for the design team to deliver within.
Why are masterplans phased?
Funding - Generally speaking profit from first phase will help to deliver later phases as capital is recycled
Market absorption - You might struggle to sell / lease 6,000 homes if all launched to the market at the same time
Market demand - MM will need to be launched at the correct time in the market
What is the government body for housing?
Ministry of Housing, Communities and Local Government
Who leads the MHCLG?
Angela Rayner
What are some of the key NPPF changes to housing supply?
Reinstating the requirement for a 5 year housing land supply:
- 5% and 20% buffers to 5 year housing supply reinstated
What are some of the key NPPF changes to the green belt?
Historically green belt boundaries only changed in exceptional circumstances, that now includes not delivering housing.
Where LPAs cannot demonstrate a five year supply of housing, or where the Housing Delivery Test indicates the delivery of housing was below the 75% requirement over the previous three years, development can be on green belt land.
What are some of the key NPPF changes to design?
References to ‘beautiful’ has been removed as it was too subjective.
What is the introduction of the grey belt?
Relaxes some restrictions on PDL (Previously Developed Land) and widens definition of appropriate development.
- PDL is still prioritised
- Introduces grey belt (land in green belt comprising PDL and other land that doesn’t contribute to the five green belt purposes)
- If LPA can’t demonstrate 5YHLS, development on green belt won’t be inappropriate
What does the proposed NPPF state about plan making?
- Plans at examination will continue
- Plans at advanced stage will continue
- Plans at earlier stage should be revised against new NPPF
What is the government’s UK housing target?
1.5 million homes in next 5 years
What is the government’s London housing target?
87,992 new homes per annum
What are AH targets?
60% of new housing to be affordable
What are AH minimum requirements?
Varies across different LPAs:
- London: 10%
- Newham: 35%
Talk me through how you developed the Community Use strategy for L2?
- Reviewed the HPA to understand the quantity of community use space committed to (750 sqm)
- Reviewed Newham Council’s Community Wealth Building Strategy (2022) and the Community Consultation Material
- Key areas were upskilling local people and the 15-minute city
- Plot uses across the masterplan such as community cafe and exhibition space
What quantum of community use space had you committed to?
750 sqm
What use class is community space?
F2
What priorities were outlined in the community consultation?
- Upskilling
- 15-minute city
What did the consultation entail?
15 local stakeholders
7 months
8 events
700 attendees
What priorities were outlined in Newham Council’s Community Wealth Building Strategy (2022)?
- Create wealth
- Retain benefits locally
- Upskilling and supporting local businesses
- Improving housing, health, air quality
How did all of this information inform the strategy?
I plotted a community café and exhibition space across the masterplan:
- Exhibition space along NWR where there is high footfall
- Cafe near dock where water will also be activated
Talk me through the Community Consultation for L2?
- Presented masterplan at community consultation
- Overview of site’s heritage (previous uses of listed buildings)
- Overview of site’s planning history (including drivers for the design of the new masterplan - including five character areas)
- Included a programme detailing timing of phasing
- Enabled community to understand proposals, provide comments and ask questions
Can you provide an example where you have advised on a masterplan?
Plot Configuration of GHKL
- Analysing impacts of site constraints on four plots in Silvertown to find optimal configuration
- Liaised with resi team to understand key design and viability metrics (GEA, dual aspect)
- Liaised with infra team to understand utility requirements, dock wall loading limits, location of manholes
- Undertook optioneering exercise with masterplan architect
Advice:
- Set one plot back from dock wall to reduce the need for reinforcement
- Straighten utilises corridor to allow space for additional GEA as plot can be pushed out
What is dual aspect?
Housing Design Standards (2023):
All new dwellings must be dual aspect (have openable windows on two external walls, either opposite or adjacent to eachother)
What were the dock wall loading requirements?
The plot must be set back 9 metres from the dock wall to avoid reinforcement
Can you explain the Mini Masterplan undertaken for Stage 0 L3?
- Advise client on optimal massing configuration of four plots and large open space
- I wrote the development brief (target GEA and number of units)
- Included info from the masterplan design code such as requirements for minimum space between buildings, road widths, dock wall setbacks, and utilities corridors
- Architect undertook tests on constraints, capacity and character
- Provided recommended massing configurations
- I tested configurations in appraisal and set out opportunities and risks of each option
- Advised to proceed with configuration that clustered massing to the north, relocated the open space further south towards the dock
- Generated highest GEA and improved public realm
What was the target GEA and unit numbers?
113,000 sqm
1,144 units
What is the required dock wall set back?
8 metres
What is the minimum space between buildings?
Between 14-18metres
Service routes should be 4metres
Carriageways should be 5.5-6metres
There should be breaks in massing every 30 metres
What is the required width of a utilities corridor?
Minimum 2 metres
What is the minimum road width?
18 metres for key link streets (includes two way traffic, two pavements, two planting zones)
Minimum 14 metres for smaller streets
What is Regulation 19?
Update to a Local Plan, three stages:
- Consultation
- Draft Plan
- Draft Plan for submission
Masterplanning is a vision and strategy for what?
Design framework for land uses, green and grey infrastructure
What is the difference between a design guide and a design code?
Design code: Regulatory framework and illustrative document with detailed design parameters (often produced at outline) e.g. land uses, character areas, typologies, landscaping, materials
Design guide: Not mandatory to follow but outline deliverables, principles, standards and opportunities to follow on a projects scope
What is placemaking?
The process that improves the quality of public spaces and the lives of people who use them
Involves:
- Community
- Anchoring (key arts institution)
- Activating (visual/performing arts into the public realm)
- Fixing (taking vacant spaces and treating them as a new opportunity for projects)
- Planning (use arts and creative community meeting strategies to get stakeholder input for community design)
What are some examples of how placemaking can be implemented?
- Prioritises people over infrastructure
- Landscaping
- Open space / play space
- Wayfinding
- Key buildings on corners
- Entrance features
- Environmental features
What is good placemaking?
A multi-phased approach to planning, design and management of public spaces that promotes wellbeing. Incorporates architecture / sustainability / layout.
What is the purpose of a parameter plan?
- Establishes the outline consent
- Parameters for development
- Storey heights / land uses
What is the difference between strategic and project masterplanning?
All masterplans require infrastructure, planning, consultation etc.
Strategic relates to regeneration / large scale
Project is site focussed and has definable boundaries
What is regeneration?
Large scale growth to promote economic growth and quality of life
An example includes The Towns Fund, over £3billion invested across 170 high streets, town centres and local communities in England to boost town centres / support economic and sustainable growth
What is green vs grey infrastructure?
Green: natural systems (forest, wetlands, SUDs, green corridors)
Grey: structures (dams, pipes, treatment plants, permeable paving, lifecycle costs)
What did the NPPF say about good design?
130: development focus on quality
134: if a development is not well designed, it should be refused
What is a consortium scheme?
Mixed use development intended to create opportunity for a group of partners to develop land
What is ‘secure by design’?
- Police initiative
- Designing out crime on schemes
- E.g. layout of buildings / rear access / parking / lighting
What is the Stirling Prize?
RIBA’s top award for design / architecture
2024 winner is to the Elizabeth Line
Does current policy override a design code / OPP?
No, policy at the time of consent is king
What should development proposals seek to do?
- Minimise impact on green / blue infrastructure and utilise this in the greenspace and drainage strategies for the site
- Retain existing pedestrian / cycle connectivity and create opportunities for improved connectivity with the town and adjacent countryside
- Minimise the impact on existing historic assets whilst providing opportunities to enhance their setting and afford them greater protection
- Retain and minimise the impact on wildlife sites and provide new additional habitats and associated connectivity
- Minimise the impact on existing residential properties
What are examples of constraints when masterplanning?
Financial:
- Funding
- Financial constraints / budgets
Physical
- Trees
- Levels
- Underground existing utilities
- Easements
- Water
- Height constraints from Airport
What are examples of opportunities when masterplanning?
- Proximity to infrastructure (transport / schools)
- Green infrastructure
- Topography
- Views
- Landscape features
- Existing access and connectivity
What is grey infrastructure? How does it differ from green infrastructure?
Green - Strategically planned network of natural and semi-natural areas. Includes trees, green roofs / walls, parks, private gardens, allotments, SUDs, wildlife areas, woodlands, wetlands and natural flood management functions.
Grey - Human-engineered assets/infrastructure/engineering solutions that provide one or multiple services required by society, such as transportation, wastewater systems, drainage systems, energy supply networks.
Blue - Water features such as ponds, lakes, streams, rivers and storm water provision swales, raingardens, wetlands and canals.
What are two types of Masterplan?
Strategic Masterplan - How an entire country, region or group of cities might be regenerated. Public sector clients tend to be more likely to undertake strategic masterplans which may be commissioned by a government department or regional board in order to help shape policy.
Project Masterplan - Focused on a specific site with definable boundaries. It might be commissioned by a developer with a piece of land to exploit, or by an estate wishing to tackle a backlog of defects or alter its building stock to respond to changing requirements.
Is community engagement relevant a planning requirement?
LPAs must undertake a period of consultation following receipt of an application. This will last 21 days. They will consult lots of groups:
- Public consultation
- Statutory consultee
- Non-statutory consultees
Following consultation, LPAs will consider the representations made by consultees and proceed to decide the application
Can you talk me through ways to make urban design more inclusive?
- Reduce speed on roads e.g. 20mph is now speed limit on all roads in London (inclusivity has historically been an afterthought)
- 7% mode share is the magic number where 50% of cyclists become women (feels safe and comfortable for everyone)
- Eyes on the street (improve pedestrian experience with surface treatments, colour contrasts, steps, ramps and seats for accessibility / mobility) (increased number of people on street lowers crime rate, eyes on the street, natural surveillance, lower speed limits and motorists also increases eyes) (e.g. Gov introduced StreetSafe, an online mapping tool where public can flag where they don’t feel safe to the police (in order to tackle voilence against women) - such as street lights not working / vandalism / anti social behaviour)
- Greater diversity (In 2022, a Design Council report published that only 23% of UK design workforce is female - we need greater diversity in designers, transport commissioners, mayors of cities)
- Sense of place (three elements: 1. built infrastructure surrounding the public realm, 2. history of the space 3. future functions of that space) (E.g., EP - council estate regeneration that has generates a sense of place)
What are the design code rules around dual aspect?
Single aspect north facing units must be avoided
Can you talk me through the Plot Configuration in L3?
- Optimal massing configuration of four plots in heavily constrained section of the masterplan
- Priority to maximise GEA and manage constraints
- Constraints were finger dock, plot to the east, level changes to NWR, boundary to the west
- max height from airport
- Liaised with PR&I team to understand utility requirements, minimum setback from dock wall, location of manholes, height restrictions
- Worked with masterplan architect to undertake an optioneering exercise
- ADVISED to design as high as permissible straighten a utilities corridor, set one plot back from dock wall to avoid structural reinforcement
Why is a masterplan important?
It sets the framework to develop within
What documents would sit under the vision to inform the design team about the masterplan?
Design Documents:
- Design and Access Statement
- Design Code
Planning Documents:
- Cover letter
- Dev spec
- Planning statement
- RLOIA
Environmental Statement (and chapters):
- Socio-economic
- Built heritage
- DSO
- Air quality
- Noise and vibration
- Ecology
Technical Assessments:
- Circular economy
- Energy
- Fire
- Comm
What is the difference between green and brownfield land?
Brownfield - Land previously built on
Greenfield - Undeveloped land
What issues might you need to consider when developing a brownfield site?
- Contamination
- Existing underground utilities
- UXOs
- Existing infrastructure
In your community consultation example, what is the purpose of consultation, is it a mandatory obligation?
Pre-application engagement with the community is encouraged where it will add value to the process and the outcome
In your community use strategy example, what were the key drivers for design of the silvertown masterplan?
- Be bold (place with post industrial character)
Vibrant centre for the Royal Dock’s - Transforming London’s relationship to water (water activation)
- Powering next generation of business (enterprise zone, upskilling)
- Investment with purpose (skills, training, employment, homes in UK’s 12th most deprived area)
- Silvertown shaped together (includes, represents, benefits from everyone)
- Connected place (Elizabeth line)
In your community use strategy example, why did you have to provide a community strategy?
S106 Obligation
750sqm
In your community use strategy example, what other strategies should you provide?
- Residential
- Commercial
- Listed buildings
- Community use
- Retail / F&B
In your community use strategy example, what quantum of community space does the plan provide? How will the site be managed?
750sqm
Managed through:
- Estate Man Co
- Future local people / residents / groups
In your mini masterplan example, how did you ensure it aligned with the actual masterplan?
Ensure it aligned to strategies and design code:
- Massing breaks
- Building heights
- Road widths
- Appropriate level of open space / play space
- Correct housing mix / tenure mix
What is a RIBA stage?
Organises the process of briefing, designing, constructing and operating building projects into 8 stages 0-7
Why is it important to have a Design Code?
To ensure the masterplan is coordinated
In your mini masterplan example, what sensitivities did you test in the development appraisal? Why is it important to undertake development appraisals as part of the masterplan process?
Revenue
Yields
Costs
In your plot configuration study, what were the constraints?
- Finger dock
- Plot boundary
- Level change
- Height restrictions
- Manhole
In your plot configuration study, can you talk me through the optioneering exercise?
- Input different scenarios into dev app to see which produced highest profit
- Also reviewed against design code, some were aligned (others weren’t)
In your plot configuration study, how did you maximise the GEA for your client?
- Straightened utilities corridor
